The short version most people hear is "foreigners can't buy property here." That is not quite right, the real picture has three distinct tiers depending on what type of property is involved.
What foreigners can buy
Private condominiums and apartments are open to foreign buyers, with no restriction on the number of units beyond financing and cost. The real constraint is stamp duty: a 60% Additional Buyer's Stamp Duty (ABSD) applies on every residential purchase by a foreigner, on top of standard tiered Buyer's Stamp Duty, per current IRAS rates.
What foreigners cannot buy
Landed residential property, bungalows, semi detached and terrace houses, requires approval from the Singapore Land Authority under the Residential Property Act, and this is essentially never granted except at Sentosa Cove, still subject to SLA approval on a case by case basis. HDB flats are entirely off limits to foreigners; only Singapore Citizens, and Permanent Residents under specific conditions, can buy HDB resale flats.
The Free Trade Agreement exception
Nationals of five countries, the United States, Switzerland, Liechtenstein, Norway and Iceland, are treated as Singapore Citizens for ABSD purposes under Free Trade Agreement provisions. That means 0% ABSD on a first property, instead of the standard 60%.
Worked example
A non FTA foreigner buying a S$2 million condo pays tiered Buyer's Stamp Duty of S$69,600, plus 60% ABSD of S$1,200,000, for total stamp duty of roughly S$1,269,600, due within 14 days of signing the Option to Purchase.
Common follow up questions
Does buying through a company change the ABSD rate for a foreigner?
Yes, and it gets worse, not better. Buying through a company or trust attracts a 65% entity ABSD rate, higher than the 60% rate an individual foreigner pays, and it applies regardless of nationality. It also forfeits any Free Trade Agreement exemption a qualifying national would otherwise receive buying in their own name.
What proof does an FTA national need to provide to get 0% ABSD?
Nationality, not residency, is what counts, and a US green card alone does not qualify; you need to be a national (citizen) of the US, Switzerland, Liechtenstein, Norway or Iceland. Buyers evidence this with their passport to their conveyancing lawyer for the stamp duty assessment, and should confirm the exact documentation required before completion.
Do foreigners pay ABSD on commercial property?
No. Foreign buyers pay zero Additional Buyer's Stamp Duty on Singapore commercial property, office, retail, strata F&B, and industrial B1/B2 space, because commercial transactions are exempt from ABSD entirely. The 60% rate and the landed property restriction apply only to residential purchases.
Frequently asked questions
Can foreigners buy HDB flats in Singapore?
No. HDB resale and BTO flats are limited to Singapore Citizens, and Permanent Residents under specific conditions with a 3 year wait from getting PR status. Foreigners cannot buy HDB flats under any scheme.
Are there any foreigners who pay lower ABSD?
Yes. Nationals of the US, Switzerland, Liechtenstein, Norway and Iceland are treated as Singapore Citizens for ABSD under Free Trade Agreement provisions, and pay 0% on a first property instead of 60%.
Considering a Singapore property purchase as a foreigner?
Winfred runs the exact ABSD, financing, and eligibility numbers for your nationality and situation before you commit to anything.
Book a free 30 minute callWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H). CEA R073319H. This page is for general information only and does not constitute financial, investment, or legal advice. Rates and rules reflect the position as at 5 Aug 2026; verify current figures with IRAS, HDB, or MAS before making any decision.